Zoning Process in Greensboro (Zoning 101)

Greensboro Neighborhood CongressAugust 13, 2015

• NCGS 160A 381-387 – “Promote health, safety and general welfare”

• Balances rights of property owners to use property as desired while not infringing on rights of adjacent property owners to do the same

• Zoning regulates – • Uses• Size (height and bulk)• Scale (density and building coverage)• Placement of Buildings (setbacks) • Site Layout (landscaping, parking, lighting)

Greensboro Zoning 101

Authority For Local Zoning (NC General Statutes)

• Residential DistrictsR- and RM-

• Commercial & Office DistrictsC-N, C-L, C-M, C-H, CB, O

• Industrial DistrictsLI, HI, BP

• Public & Institutional DistrictsPI, PNR

• Mixed Use DistrictsMU-, AO, NS, UMU

• Special Districts & Overlay DistrictsPUD, TN, AG

PSO, NCO, DDO, GO, AO, HO, CBO, VCO, ACO, MHO, SCO, WCA, GWA

Greensboro Zoning 101

Zoning Classifications in Greensboro (LDO - July 2010)

Permitted Uses• P - Permitted by Right in District• U- Permitted in District with Additional Use Standards• S - Permitted in District only with Special Use Permit• Blank - Not Permitted in District

Greensboro Zoning 101

Zoning Classifications in Greensboro (LDO - July 2010)

Original Zoning • Associated with Annexation Petition• Legislative Hearing (Recommendation only)

Rezoning • Can be straight rezoning or conditional district (CD) • Legislative Hearing (Final Action or Recommendation)• Additional Conditions allowed if more restrictive

than advertised

Special Use Permit (SUP)• Use allowed in district if :

- In harmony with area and conforms with Comp Plan- Not detrimental to health and safety,- Use at particular location contributes to general well being• Quasijudicial Hearing

Greensboro Zoning 101

Types of Requests Heard by Zoning Commission

Application• Pre-submittal conferences (optional but encouraged)• Application filed no later than 45 days prior to zoning hearing• Application includes:

• Applicant Information• Owner Information (if different)• Map• Legal Description• Zoning request and initial conditions if applicable

• Items that may also be needed:• Traffic Impact Study (TIS) – draft due 21 days prior to application being filed• GFLUM Amendment - Planning Board review and comments (not public hearing)• Neighborhood Communications Summary – required for conditional district zoning when

residences within 600 feet of request.

Greensboro Zoning 101

Zoning Process in Greensboro

Staff Review and Analysis• Pre-submittal conferences

(testing ideas, looking at potential zoning options)• Sufficiency Review

(includes Transportation and Long-Range Planning staff)• Site Visits• Preparation of Staff Report and Official Recommendation

Greensboro Zoning 101

Zoning Process in Greensboro

Public Notification• State law prescribes how and when hearings are advertised

• 10-25 days prior to hearing

• Mailed Notice• All property owners within 600 feet of request.

• Posted Notice• Hearing Date and Time, Contact Info

• Published Notice• Carolina Peacemaker• 2 consecutive weeks with first ad no

sooner than 10 days prior to hearing

Greensboro Zoning 101

Zoning Process in Greensboro

• 3rd Monday of each month• Staff Presentation of Request and Basic Information• Applicant and Supporters (15 minutes total)• Opponents (15 minutes total)• Rebuttal (5 minutes total each)• Staff Recommendation• Zoning Commission Discussion and Decision

Typical Staff Present – Planning, Legal, Transportation

Greensboro Zoning 101

The Zoning Hearing

DecisionsFinal Action (subject to appeal)• Rezonings (no Comp Plan amendment) – minimum 6 in favor• Rezonings (with Comp Plan amendment) – unanimous in favor

Recommendation (automatically goes to Council)• Original Zoning (Annexations) – majority in favor or against• Rezonings (no Comp Plan amendment) – in favor but less than 6• Rezonings (with Comp Plan amendment) – in favor but less than unanimous• Zoning Overlays (may or may not be associated with a Plan) – majority in favor or

against

Greensboro Zoning 101

The Zoning Hearing

Appeals of Zoning Decisions• Must be in writing to Planning staff or City Clerk within 10

days of Zoning Commission decision

• No proof of standing/prequalification to appeal

• Appealed items typically scheduled for 2nd Council meeting in following month

• Due to recent State action any applications submitted to City after August 1, 2015 no longer subject to zoning protest petition

Greensboro Zoning 101

The Zoning Hearing

• Look at upcoming agendas and meeting info on the webhttp://www.greensboro-nc.gov/index.aspx?page=1650

• Volunteer on Zoning Commission or other Boards/Commissionshttp://www.greensboro-nc.gov/index.aspx?page=1629 (link to form)

• Learn More about Zoning Ordinances and Processeshttp://online.encodeplus.com/regs/greensboro-nc/

http://www.greensboro-nc.gov/index.aspx?page=3867

• Contact Staff and Commission members

• Keep up with local and national development trends

• Watch the live coverage of Zoning Commission meetings on The Greensboro Television Network (Cable Channel or on web) or attend the meetings and speak in support or against an application.

Greensboro Zoning 101

Get Involved in Rezoning Discussions

• Enhanced public notices

• Online Descriptions of Requestshttps://www.youtube.com/watch?v=JGhFIWei4QE

• Web Based PSAs

• Zoning Brochures

• Social Media – Facebook page• Facebook.com/GreensboroPlanning

Greensboro Zoning 101

Improving the Zoning Process

Questions/Comments?

nicole.smith@greensboro-nc.gov336-433-7258

ormike.kirkman@greensboro-nc.gov

336-373-4649

Greensboro Zoning 101